LOCATION, Location, location!!! Enjoy low maintenance living in this updated 2 bedroom, 2 bathroom unit with a wet bar. The lovely kitchen has been updated and opened up, giving it a more spacious and functional feel. Bedrooms are split for privacy with both bathrooms having been recently updated as well. Carport space and additional storage is conveniently located right outside the unit. Complete with washer, dryer and fridge. Enjoy your morning coffee or relax in the evening on your private balcony right off the primary suite.
Welcome to your new home! This highly sought after pet friendly area offers a bright 1bed 1 bath unit which is very cozy, overlooks the pool, and has been updated. Step into your very spacious living room with high ceilings throughout. Kitchen appliances include electric stove, microwave, refrigerator and dishwasher. There are separate balconies for you to enjoy! This property is very conveniently located very close to Uptown, Downtown, and lots of entertainment in this vibrant community. You will love the ease of access to major highways, and conveniently located just a couple of miles from several hospitals. Come check out your new, lovely home!
DUNCANVILLE ISD!!!! Separate Apartment for multi-generational or income opportunity — a truly distinctive property on over half an acre of beautifully treed land offering exceptional space, versatility, and storage throughout. TOO MUCH TO LIST ALL THIS HOME HAS TO OFFER.... The property includes a 3,905 sq ft main residence plus a separate 1,240 sq ft, three-level apartment provides flexible space for guests, office, studio, or potential income use. The main home features 4 bedrooms and 4.5 baths with extensive built-ins in nearly every room. The oversized kitchen provides abundant cabinet and countertop space, room for a breakfast table, and a separate formal dining area. The spacious main living area showcases a wood-burning stove and custom shelving. Additional spaces include a private office with built-ins, a flex room with shelving, and a game room featuring built-in shelves, built-in desk, window seat with storage, and a half bath. Main house also has a back up generator. The primary suite offers built-ins, dual sinks, oversized jetted tub, large shower, and an extra-large closet with safe room plus an additional closet. The primary bath connects to an additional handicap-accessible bath also accessible from a secondary bedroom. Upstairs includes a large bedroom with full bath and generous closet. Outdoor amenities include a screened-in porch, large multi-level deck with gazebo, treehouse with electricity, two underground steel bunkers (vented and solar serviced) each with kitchen and bathroom, and three storage buildings A rare opportunity offering character, functionality, and unmatched storage. Truly a must-see property.
Spacious corner-lot ranch-style home located in a quiet, family-friendly Dallas neighborhood. This well-maintained home offers 3 bedrooms and 2 bathrooms with a functional layout. Hardwood floor, a modern kitchen with stainless steel appliances, and a warm living area make it ideal for everyday living and entertaining. The huge backyard provides plenty of space for kids, pets, and family gatherings, featuring both an open patio and a covered patio for year-round enjoyment. Conveniently located near schools, shopping, dining, and major roadways. NO HOA ,making it ideal for both family and a buy-and-hold or value-add investment for investor.
The charming Winslow at Middlefield Village welcomes you with a beautiful open-concept layout that's perfect for relaxing and entertaining. As you enter the home, you’ll be impressed by a long foyer and two generous secondary bedrooms—each with a walk-in closet—sharing a full hall bath. Beyond the foyer, you’ll find a wide-open great room, gracious dining area and well-appointed kitchen with walk-in pantry. You'll also appreciate a functional laundry room off the garage. Nestled in the back of the home, the elegant primary suite features a roomy walk-in closet and private ensuite bath with dual sinks and walk-in shower. Conveniently situated near I-20 and I-45, Middlefield Village is an easy drive from downtown Dallas, along with regional employment & entertainment hubs. Prime location near shopping, dining and an abundance of outdoor recreational opportunities! Est. May completion!
One of Dallas’ Best-Kept Secrets! Tucked within the prestigious Bent Tree community, this exquisitely remodeled residence showcases the work of one of DFW’s most accomplished designer-builders. Warm, bright, and sophisticated, every detail reflects a commitment to elevated living and timeless craftsmanship. From the inviting entry to the refined living room, each space has been carefully curated to balance comfort with elegance. The main level features a thoughtful floor plan anchored by a private guest suite, serene primary retreat, formal dining room, powder bath, and a chef-inspired kitchen adorned with custom cabinetry, premium appliances, and striking marble countertops. Designed for both everyday living and seamless entertaining, the home flows effortlessly to the outdoors. Upstairs, a versatile game room or lounge offers the perfect retreat, complemented by two additional bedrooms with private en-suite baths—connected by a Jack-and-Jill layout that shares only the shower for added privacy. Framing the heart of the home, expansive windows overlook a sparkling pool, with two separate fenced yards—one tailored for gatherings and outdoor enjoyment, the other ideal for pets or additional recreation. Perfectly situated minutes from Trinity Christian Academy and Dallas’ most elite private schools, and within walking distance to Bent Tree Country Club, this residence embodies the ultimate
Space to grow and a location you’ll love!! 4 bedrooms, 2 baths, and a welcoming kitchen perfect for everyday moments and weekend gatherings. Thoughtfully updated with stylish finishes and a functional layout that makes daily living easy. 2-car garage and quick access to parks, shopping, and the charm of the Bishop Arts District, this home blends comfort, convenience, and community. Close to the trails at the Oak Cliff Nature Preserve, dining, and entertainment.. you’re never far from what you love. Whether you’re starting a new chapter or simply looking for more space, this one truly feels like home! Schedule your tour now!!! Motivated seller! Seller is willing to offer concessions toward buyer closing costs or an interest rate buy-down with an acceptable offer. Bring your offer! Let’s make a deal.
Welcome to this spacious two-story condo ideally located across from Richland College and just minutes from major freeways. The first floor features an open layout with stylish laminated wood floors, perfect for entertaining or relaxing. Upstairs you’ll find two generously sized bedrooms, each with its own walk-in closet and private full bath, offering comfort and privacy.
Your new home awaits! The home has been completely renovated with new quartz countertops, new flooring, appliances and fixtures. Conveniently located near the fox hollow trail, it is 5 minutes from the Cedar Ridge Preserve. Nearby attractions include the Joe Pool Waterfront, Globe Life Field in Arlington, Texas live, AT&T stadium and water parks.
Sophisticated three-story luxury townhome by David Weekley Homes in the heart of Dallas, offering true lock-and-leave convenience just minutes from Downtown, Uptown, Knox-Henderson, SMU, and Baylor Medical Center. Walk to Tom Thumb Grocery, Exall Park, Starbucks, and enjoy easy access to the city’s best dining and entertainment. Inside, tall ceilings and expansive windows flood the open-concept living, dining, and kitchen areas with natural light. The chef’s kitchen features granite countertops, an oversized island with bar seating, stainless steel appliances, gas cooktop, oven + microwave, and wine fridge—perfect for everyday living and entertaining with friends and family. All three bedrooms offer private en-suite baths, plus a convenient powder bath on the main level. Hardwood floors, neutral tones, and designer lighting create a clean, modern aesthetic throughout. Primary suite features separate closets, a rainforest shower head, and close proximity to the laundry room, so you don’t have to worry about going down multiple floors. Enjoy a private fenced yard, two-car attached garage, tankless water heater, and energy-efficient features. Located in The Enclave at Live Oak, NOT a condominium complex, a boutique townhome community with a low HOA, community green space and pet park, and community guest parking. This move-in-ready home blends luxury, convenience, and low-maintenance living in a prime Dallas location. An exceptional home for professionals always on the go, healthcare providers, and anyone seeking elevated style in the heart of the city.
Offered for the first time, this exceptional one-owner, custom-built home showcases thoughtful design and premium upgrades throughout. The bright, open floor plan is filled with natural light and offers approximately 4,136 sq. ft. per tax rolls, creating an ideal balance of comfort and functionality. Enjoy a 3-car garage, heated pool with spa, and a low-maintenance turf yard with professionally designed landscaping—perfect for effortless outdoor living. Energy-efficient features include LED lighting throughout, an app-controlled sprinkler system, and owned solar panels that convey. The luxurious primary suite is a true retreat, featuring dual professionally outfitted closets, a cedar closet, fireplace, and blackout window treatments. The spa-inspired primary bath offers dual sinks, commode with bidet, and a private sauna. Downstairs includes two versatile flex rooms, ideal for a home office, gym, art studio, or nursery. Upstairs, you’ll find two additional bedroom suites, each with its own en suite bath. The well-appointed kitchen is designed for both daily living and entertaining, with two dishwashers, double ovens, granite countertops, and a built-in refrigerator. An oversized laundry room adds convenience with a sink, drip-dry space, and built-in ironing board. Additional highlights include walk-in attic access with built-in storage, two built-in floor safes, and an exceptional layout that maximizes space and flow. A rare opportunity with extensive upgrades and timeless appeal—this is truly a must-see home.
Step into modern comfort in this beautifully updated 3 bedroom, 2 bathroom charmer in the sought after Ridgewood Park area of East Dallas. This home shines with fresh interior paint and sleek LVP flooring that flow seamlessly throughout. Natural light pours through the newly installed windows and sliding glass doors, offering multiple views of your professionally landscaped backyard oasis, complete with a heated pool and a turfed side yard with a storage shed. Shop at Central Market and the Old Town Shopping Center, walk and bike on the Ridgewood Trail, and enjoy easy access to 75 and Northwest Highway in this fabulous pocket of the city. With this price and location so hard to beat, don't miss this opportunity to make this gorgeous home your next address!
Investor & Builder Opportunity in Growing West Dallas Corridor Located in an area experiencing visible revitalization, this property presents a prime opportunity for redevelopment or strategic renovation. Multiple newly constructed and fully renovated homes are already established on the street, highlighting the strong investment activity and upward trajectory of the neighborhood. The lot offers excellent potential for those looking to build new or reimagine the existing footprint. Surrounded by modern builds and quality renovations, this is an ideal project for investors, builders, or buyers seeking to capitalize on the continued growth in West Dallas. Strong resale activity nearby and clear evidence of teardown-and-build interest along the street make this a compelling addition to any portfolio. Sold as-is. No repairs. Buyer and buyer agent to verify all information.
This luxury home is for the discerning buyer who values architecture, light, privacy and location - all in one of Dallas' most coveted neighborhoods. Bold in scale yet refined in execution, the home is filled with natural light and expansive open spaces designed for both grand entertaining and effortless daily living. The luxury grade kitchen balances beautifully into the living area where the fireplace creates a striking gathering place. Attached to the outdoor patio is the game room with it's bar. Every bedroom is a private suite with its own ensuite bath and generous walk in closet. Upstairs, the primary bedroom makes its own impression, complete with walkout balcony - ideal for morning coffee above the treetops or stargazing on a clear night. The backyard is intentionally low-maintenance - a sophisticated solution for the buyer who prefers time at nearby White Rock Lake, travel and a social life over yard work. The outdoor space offers refinement without responsibility - and a beautiful covered outdoor room. This home simply cannot be contained in one paragraph and must be experienced. 4010 Sperry isn't just a house - it's a lifestyle. Appraised at 3,100,000
Welcome to this modernized rustic, and completely updated home that offers a feeling of peace and tranquility upon entering. Beautiful stone wall and hardwood flooring make this home a must see. Kitchen includes 48 inch Thermador range, double oven, warming drawer, griddle and touch faucet. All LED lights throughout with dual night light features in kitchen, family room and bathrooms. Cast iron pipes have been replaced, and new concrete from drive up through backyard. A built-in gas grill and resurfaced pool with upgraded tile completes the backyard oasis. Walking distance to Northhaven Trail.
This Private French Estate with tennis court is nestled behind secure gates on two beautifully landscaped acres, offering timeless architecture, extraordinary privacy, & extensive recent upgrades. Built by Cy Barcus and designed by renowned architect Wilson Fuqua, the 11,056-square-foot residence showcases impeccable craftsmanship, grand scale, & sophisticated living. A dramatic foyer with a sweeping staircase opens to elegant formal living & dining spaces, refined archways, & a gracious family room featuring a fireplace, bar, & wine cellar. The fully renovated gourmet kitchen is equipped with new custom cabinetry, countertops, Wolf & Sub-Zero appliances, oversized island, double ovens, built-in refrigeration, & a butler’s pantry. The oversized primary suite is secluded on the main level & includes a sitting area with blackout shades, fireplace, expansive his-and-hers closets, & a completely remodeled spa bath with designer finishes. Upstairs offers four spacious ensuite bedrooms plus a large game room & kitchen. Designed for effortless entertaining, the home features exceptional indoor-outdoor flow to a resort-style backyard with pool, outdoor kitchen, covered living areas, cabana, & tennis court. Extensive Improvements & Features Include: RTI smart home system; Lutron lighting; designer tile by Ann Sacks, Walker Zanger, & Artistic Tile; updated bar, family room, study, dining room (with hand-painted Allan Knight wallpaper); new mini kitchen upstairs; new water filtration system, thermostats, sewer line, chimney cap; three-car garage with EV charging in each bay; Complete wood, iron, & chain-link perimeter fencing for maximum security; Expanded drive & improved motor court & porte cochère; Renovated fountain with bluestone surround & new pool walkway, & MORE! A rare opportunity to own an updated, architecturally significant estate offering privacy, scale, & luxury amenities in a premier Dallas location. Conveniently located near the private school corridor!
Tucked into one of the most desirable positions within the building, this sophisticated downtown condo offers a rare blend of privacy, space, and effortless accessibility. From the moment you arrive, convenience sets the tone, two assigned garage spaces, including one just steps from your front door on the same level, make coming home seamless. A semi-private vestibule entry adds an extra layer of quiet exclusivity. Inside, the home unfolds with a gallery-style foyer that creates a dramatic first impression and provides the perfect backdrop for art and statement pieces. Rich hardwood floors flow throughout, complemented by stone flooring in the kitchen and baths, not a trace of carpet in sight. The thoughtfully designed layout lives larger than expected. In addition to two generously sized bedrooms, a fully enclosed flex room with a closet offers endless possibilities as a home office, media room, or third bedroom. The open-concept living space is flooded with natural light from a wall of oversized windows, complete with adjustable roller shades for customized ambiance. The kitchen anchors the space with sleek slab stone countertops, an island, abundant cabinetry, SS apps + elevated lighting that gives the entire area a polished, modern edge. The secondary bedroom rivals many primary suites with its expansive proportions, walk-in closet, and adjacent full bath. Meanwhile, the primary retreat offers a spa-inspired experience featuring dual sinks and a soaking tub + shower. Residents enjoy 24-7 concierge service, rooftop pool + spa, fitness center, theater room, community lounge, board room, hobby workshop + a resident guest suite for visiting company. Grill stations, outdoor gathering spaces, secure bike, motorcycle storage & ample additional storage complete the experience. Located in the true heart of Downtown Dallas, you’re surrounded by dining, entertainment, and daily conveniences, even on-site restaurants and services just steps away.
Built in 2021, this luxury four bedroom, four full bath home, offers a transitional design with designer finishes and exceptional functionality. Curb appeal includes mature landscaping, cobblestone accents, and a welcoming entry. The open concept main living area features a chef’s kitchen with ceiling height cabinetry, oversized waterfall island, Sub Zero and Wolf appliances, double dishwashers, walk in pantry, butler’s pantry, and dedicated planning nook. Large sliding glass doors open to a covered patio and expansive backyard, pre plumbed for a pool. The first floor includes a private guest suite with full bath, a glass enclosed study, formal dining room, mudroom, and abundant storage. Upstairs, the primary suite features a spa style bath with marble floors and countertops, soaking tub, glass enclosed shower, and a large walk in closet with direct access to the laundry room. Two additional ensuite bedrooms with walk in closets, a game room with wet bar and built ins, and flexible bonus space complete the second level. Additional highlights include white oak hardwood floors, Schumacher wallpaper, Kohler plumbing fixtures, Visual Comfort lighting, Marvin windows, epoxy coated garage flooring, built in California Closet storage, and electric vehicle charging capability. Located in the highly desirable Bird Streets of Preston Hollow, within walking distance to Inwood Village and Lovers Lane shopping and dining. Buyers to confirm measurements and schools. Please use Republic Title. Buyer will need to purchase new survey.
SOPHISTICATED URBAN LIVING WITHOUT HOA! Experience elevated city living in this stunning, modern designed townhome, superior in quality, ideally located minutes from Downtown Dallas, Arts District, Baylor, Uptown, & Deep Ellum. Surrounded by fine dining, vibrant nightlife, & cultural hotspots, this home offers a perfect balance of convenience & privacy. The property is nestled on a tree-lined street w its own private backyard oasis-a rare retreat in the heart of the city. Inside the thoughtfully designed layout blends sophistication w comfort, creating an ideal space for both entertaining & everyday living. Rich basketball court hardwood flrs, high ceilings & abundant windows fill the home w warmth & natural light. The open concept living & dining area is both striking & inviting featuring a fp, custom lighting, expansive energy efficient windows, & generous space for hosting memorable gatherings. The gourmet kitchen is designed to impress, showcasing custom cabinetry, natural stone countertops, an oversized island, double ovens, a commercial grade gas cooktop, breakfast area, pantry, & recently installed premium refrigerator-a true chef's dream. Leading to the primary bedroom is an office nook w a sleek cabinet providing a functional workspace. The third floor primary suite is a private sanctuary opening to a balcony w seating & a cozy fp-the perfect place to unwind while enjoying breathtaking views of the Downtown Dallas skyline. The spa-inspired ensuite bath features a garden tub, large glass-enclosed shower, separate vanities, & an expansive custom walk-in closet w addl flex space ideal for a home gym or secondary office. On the ground floor, two additional bedrooms offer versatility-one currently serving as a family room w direct access to the beautifully enclosed backyard. Additional highlights include an attached garage w epoxied floors & abundant storage in the home. Modern luxury, exceptional quality, & unbeatable location-all in one extraordinary residence
One-owner and presented in pristine, like-new condition, Residence 2301 at HALL Arts Residences offers refined high-rise living in the heart of the Dallas Arts District. Positioned on a coveted high floor, this nearly 4,600-square-foot home features dramatic 11-foot floor-to-ceiling windows capturing expansive skyline views and exceptional natural light. Completed in 2024, the residence reflects over $400,000 in owner-selected upgrades, elevating it beyond the already high-end developer standard. Fine wall coverings, including Phillip Jeffries treatments, antique Murano glass accents, and custom millwork create a layered, sophisticated interior. A fully integrated AV system and extensive custom storage enhance functionality. The gourmet kitchen features a Gaggenau appliance suite and opens seamlessly to generous living and dining spaces anchored by a highly functional floor plan ideal for both everyday living and entertaining. An expansive terrace extends the living space outdoors. Residents enjoy over 17,000 square feet of amenities, including 24-hour valet and concierge, infinity-edge lap pool, fitness studio, wine storage, private dining spaces, dog run, house car, and in-residence dining and room service via the Hall Arts Hotel and Astra Restaurant. Steps from the Winspear Opera House, Meyerson Symphony Center, and Klyde Warren Park. COO 2020, Residence completed 2024
Completely rebuilt and expanded from the foundation and studs, this home offers the rare opportunity to own essentially new construction in an established Dallas neighborhood. Inside, you’re welcomed by an expansive open layout filled with natural light, clean lines, and modern finishes throughout. The kitchen is the heart of the home, featuring quartz countertops, stainless steel appliances, a gas range, oversized island, and abundant storage—designed for both everyday living and effortless entertaining. The primary suite offers a true retreat, complete with a spacious walk-in closet and a beautifully finished ensuite bath with dual vanities and a large walk-in shower. A secondary ensuite bedroom provides flexibility for guests, multigenerational living, or a private office. Every bedroom is generously sized, with thoughtful design and ample storage throughout. Step outside to a rare oversized corner lot with a large fenced backyard—offering endless possibilities to create your ideal outdoor space, whether that’s entertaining, relaxing, gardening, or future expansion. With the structure fully rebuilt and significantly expanded, this home delivers the comfort, efficiency, and peace of mind buyers seek—without the wait or premium of new construction. Located with convenient access to downtown Dallas, major highways, shopping, and dining, this is a rare opportunity to own a fully rebuilt home that truly lives like new.
Beautifully Renovated Home in a Prime East Dallas Location! Welcome to 2816 Barnes Bridge Road, a stunning FULLY RENOVATED home offering 4 bedrooms, 2 bathrooms, 1,676 sqft, and a 1-car garage. Thoughtfully updated from top to bottom, this move-in-ready property blends modern comfort with functional design in a highly desirable East Dallas neighborhood. Step inside to discover a bright and inviting layout featuring updated flooring, fresh paint, and contemporary lighting throughout. The open living and dining areas create a welcoming space for everyday living and entertaining. The remodeled kitchen showcases sleek countertops, modern cabinetry, and updated appliances, making it the heart of the home. All four bedrooms are generously sized, offering flexibility for family members, guests, or a home office. Both bathrooms have been fully remodeled with stylish tilework, modern vanities, and upgraded fixtures. The 1-car garage provides secure parking and additional storage space. Prime Location: Located in East Dallas, this home offers convenient access to I-30, Loop 12, and I-635, making commuting to Downtown Dallas, White Rock Lake, and surrounding areas easy. Enjoy nearby parks, schools, shopping, dining, and entertainment, all while living in a quiet, established neighborhood. With its modern upgrades, spacious layout, and excellent location, 2816 Barnes Bridge Road is an outstanding opportunity you don’t want to miss. Schedule your private showing today!
Totally renovated including ductwork tucked into the attic. A Preston Hollow Jewel Modern elegance with 9 ft ceilings. 2026 trendy Sage and taupe designer painted walls. Welcome to soulful living. As the doors swung open, light pours through floor-to-ceiling windows and elegant spacious dine-in kitchen. The space feels alive, remodeled with care: fur-downs banished, every inch intentional. The living room stretched toward a double-sized private balcony where the pool sparkles below; separate sitting and dining covered under umbrellas. The master bedroom has walk-in closet and washer and dryer. Lots of storage including coat closet, linen closet, flex closet. Dimmer lights in every room to set the mood you prefer. The master bedroom has walk-in closet and washer and dryer. Lots of storage including coat closet, linen closet, flex closet. Bedrooms have newly installed LVT flooring. 2nd bedroom has Ikea floor to ceiling closets and interior light. Located at desired center block as you enter gate. HOA fees of $803 a month; cover water, electric, TV, blanket insurance, yard, and gate maintenance. Parking #6. Storage unlimited. Hurry before this one of a kind unit is claimed.
Sited on a premier 0.53-acre corner lot in the heart of Devonshire, 5460 Surrey Circle blends timeless tradition, undeniable charm, and luxurious finishes. Built in 1940 and expanded and renovated meticulously over the years, this elegant 5,950 SF home offers a classic floor plan, lush grounds, and thoughtful updates throughout including a whole-house generator, stunning 1,000+ bottle wine cellar, and a total landscape transformation with Lueders limestone hardscaping, zoysia grass, turfed play area, lap pool and mature trees. Inside, designer finishes impress and the traditional floor plan features formal living and dining rooms, a vaulted family room, and a private library opening to the backyard. Upstairs is a generous primary suite with sitting area, balcony overlooking the back yard, marble bath and walk-in closet. Across the hall are two additional bedroom suites with walk-in closets and timeless marble bathrooms. Up the back staircase is a 4th, private bedroom suite, a game room, and a built-in desk area. The primary bath was updated in 2021, all of the secondary baths were updated in 2018, and the kitchen and appliances have been updated in the last few years. With modern updates, classic architecture, and extraordinary outdoor living - all walkable to Lovers Lane and Inwood Village - this Devonshire gem is truly one of a kind.
Commanding a premier position in iconic Museum Tower, this exquisitely upgraded 2-bedroom, 2-bath residence offers private direct elevator entry into an elegant foyer, setting the tone for refined high-rise living. Soaring 12-foot ceilings and dramatic floor-to-ceiling glass frame protected views of the Winspear Opera House and the architectural beauty of the Dallas Arts District. The expansive open-concept design is ideal for sophisticated entertaining, anchored by a chef’s kitchen with premium integrated appliances, custom cabinetry, and elevated designer finishes. Walls of glass capture tranquil treetop vistas by day and a stunning illuminated skyline by night. Residents enjoy white-glove services including 24-hour doorman, valet, concierge, resort-style pool, state-of-the-art fitness center, and two secured parking spaces. Steps from Klyde Warren Park, Michelin-recognized dining, and world-class cultural venues, this residence offers a rare opportunity to own within Dallas’ most prestigious address.

Dallas is located in Texas. Dallas, Texas has a population of 1,300,239. Dallas is less family-centric than the surrounding county with 30.03% of the households containing married families with children. The county average for households married with children is 32.82%.
The median household income in Dallas, Texas is $58,231. The median household income for the surrounding county is $65,011 compared to the national median of $69,021. The median age of people living in Dallas is 33.1 years.
The average high temperature in July is 94.9 degrees, with an average low temperature in January of 35.5 degrees. The average rainfall is approximately 39.1 inches per year, with 1.2 inches of snow per year.